14317 Mcdougal St · Walker, LA 70785

$165,000

3 bd · 2.0 ba · 1,223 sqft · SingleFamily · 6 Days on market

Built 1958 0.35 ac lot Est $199k · 17% under

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home! This quaint cottage-style 3 bedroom, 2 bath home is tucked away on a quiet dead-end street in Walker. Inside, you'll find a desirable split floor plan with an open layout that creates a warm and inviting flow throughout the home. The spacious primary bedroom features a walk-through closet, offering both comfort and functionality. Step outside to enjoy the large rear deck, perfect for grilling, relaxing, and entertaining while overlooking the spacious backyard. The property also includes a backyard storage shed for added convenience. Located in Flood Zone X and did not flood in 2016. Call today to schedule your private showing! *Structure square footage nor lot dimensions warranted by Realtor.

Key facts

• Split floor plan
• Large rear deck
• 0.35 acre lot

Tags

• SPLIT FLOOR PLAN
• LARGE REAR DECK
• BACKYARD STORAGE SHED
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (7.9% below list).
• Recommended offer: $152k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.8% in Walker — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#19 in LA, #3,999 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, commute F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $131k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,988 (7.9% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $199,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14317 Mcdougal St	0.00mi	3/2.0	1,223 (0%)	1mo	$165,000	$135	100
13666 Joseph St	0.57mi	3/2.0	1,220 (-0%)	0mo	$215,000	$176	73
13939 J R Dr	0.34mi	3/2.0	1,190 (-3%)	10mo	$199,000	$167	72
11608 Hwy 190	0.56mi	3/2.0	1,166 (-5%)	5mo	$95,500	$82	62
29883 Gaylord Rd	0.61mi	3/2.0	1,157 (-5%)	5mo	$178,000	$154	58
30426 Paul St	0.59mi	3/2.0	1,317 (+8%)	4mo	$215,000	$163	56
29829 Gaylord Rd	0.61mi	3/2.0	1,259 (+3%)	13mo	$214,900	$171	56
13669 Joseph St	0.59mi	3/2.0	1,272 (+4%)	12mo	$197,000	$155	56
30441 Michelle St	0.65mi	3/2.0	1,186 (-3%)	12mo	$205,000	$173	55
13967 J R Dr	0.48mi	3/2.0	1,400 (+14%)	9mo	$193,000	$138	46
30438 Jo Ann St	0.67mi	3/2.0	1,327 (+8%)	11mo	$235,000	$177	45
29869 Gaylord Rd	0.63mi	3/2.0	1,315 (+8%)	24mo	$185,000	$141	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-14,553
• Equity at exit: $24,602

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,855
• Equity at exit: $14,266

Cash invested: $46,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70785

• Home prices YoY: -34.0%
• Active inventory: 253
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $894/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $192

Break-even live

Break-even rent $1,277

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $286	-5% $239	+0% $192	+5% $146	+10% $99
Rent	-10% $72	-5% $132	+0% $192	+5% $252	+10% $312
Rate	-1.0pp $275	-0.5pp $234	base $192	+0.5pp $149	+1.0pp $106

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10799 Florida Blvd Unit 14 Walker, LA	2.0	2.0	800	$1,200	$1.50	45d	1	0.27mi
10799 Florida Blvd Unit 3 Walker, LA	2.0	2.0	800	$1,300	$1.62	15d	1	0.27mi
13601 Ball Park Rd Unit 1 Walker, LA	3.0	2.0	1350	$1,350	$1.00	45d	1	0.63mi
30100 Walker Rd N Walker, LA	1.0–3.0	1.0–2.0	1019	$1,753	$1.72	15d	15	0.84mi
13080 Burgess Ave #8 Walker, LA	2.0	1.5	1088	$1,300	$1.19	45d	1	1.22mi
30184 Smith Dr Walker, LA	2.0	2.0	900	$1,200	$1.33	45d	1	1.44mi
30794 Tanner Ln Walker, LA	3.0	2.0	1184	$1,550	$1.31	24d	1	1.45mi

Listing history 20 events

1. 2026-04-22
   status Pending 723-char remark

   Show marketing remark (723 chars)

   Perfect starter home! This quaint cottage-style 3 bedroom, 2 bath home is tucked away on a quiet dead-end street in Walker. Inside, you'll find a desirable split floor plan with an open layout that creates a warm and inviting flow throughout the home. The spacious primary bedroom features a walk-through closet, offering both comfort and functionality. Step outside to enjoy the large rear deck, perfect for grilling, relaxing, and entertaining while overlooking the spacious backyard. The property also includes a backyard storage shed for added convenience. Located in Flood Zone X and did not flood in 2016. Call today to schedule your private showing! *Structure square footage nor lot dimensions warranted by Realtor.

2. 2026-04-22
   status Pending

   Show marketing remark (723 chars)

   Perfect starter home! This quaint cottage-style 3 bedroom, 2 bath home is tucked away on a quiet dead-end street in Walker. Inside, you'll find a desirable split floor plan with an open layout that creates a warm and inviting flow throughout the home. The spacious primary bedroom features a walk-through closet, offering both comfort and functionality. Step outside to enjoy the large rear deck, perfect for grilling, relaxing, and entertaining while overlooking the spacious backyard. The property also includes a backyard storage shed for added convenience. Located in Flood Zone X and did not flood in 2016. Call today to schedule your private showing! *Structure square footage nor lot dimensions warranted by Realtor.

3. 2026-04-16
   listed $165,000 Active

   Show marketing remark (723 chars)

   Perfect starter home! This quaint cottage-style 3 bedroom, 2 bath home is tucked away on a quiet dead-end street in Walker. Inside, you'll find a desirable split floor plan with an open layout that creates a warm and inviting flow throughout the home. The spacious primary bedroom features a walk-through closet, offering both comfort and functionality. Step outside to enjoy the large rear deck, perfect for grilling, relaxing, and entertaining while overlooking the spacious backyard. The property also includes a backyard storage shed for added convenience. Located in Flood Zone X and did not flood in 2016. Call today to schedule your private showing! *Structure square footage nor lot dimensions warranted by Realtor.

4. 2026-04-16
   listed $165,000 Active 723-char remark

   Show marketing remark (723 chars)

   Perfect starter home! This quaint cottage-style 3 bedroom, 2 bath home is tucked away on a quiet dead-end street in Walker. Inside, you'll find a desirable split floor plan with an open layout that creates a warm and inviting flow throughout the home. The spacious primary bedroom features a walk-through closet, offering both comfort and functionality. Step outside to enjoy the large rear deck, perfect for grilling, relaxing, and entertaining while overlooking the spacious backyard. The property also includes a backyard storage shed for added convenience. Located in Flood Zone X and did not flood in 2016. Call today to schedule your private showing! *Structure square footage nor lot dimensions warranted by Realtor.

5. 2020-09-15
   soldstatus $131,000
6. 2020-09-11
   soldstatus Sold 620-char remark

   Show marketing remark (620 chars)

   One of a kind 3 bedroom 2 bath home on quiet dead end street in Walker! This unique home features a huge master bedroom with a walk-through closet. Original wood floors. The utility room provides plenty of space and overhead storage, washer and dryer to remain. Complete new HVAC system and architectural roof installed in 2018. There is a large deck off of the rear of the home for grilling and relaxing in your spacious backyard! Property includes a storage shed in the backyard. New landscaping. This home is located in flood zone X and DID NOT flood in 2016. Call to schedule your private showing today! Owner agent.

7. 2020-07-24
   status Pending 620-char remark

   Show marketing remark (620 chars)

   One of a kind 3 bedroom 2 bath home on quiet dead end street in Walker! This unique home features a huge master bedroom with a walk-through closet. Original wood floors. The utility room provides plenty of space and overhead storage, washer and dryer to remain. Complete new HVAC system and architectural roof installed in 2018. There is a large deck off of the rear of the home for grilling and relaxing in your spacious backyard! Property includes a storage shed in the backyard. New landscaping. This home is located in flood zone X and DID NOT flood in 2016. Call to schedule your private showing today! Owner agent.

8. 2020-07-20
   listed $135,000 Active 620-char remark

   Show marketing remark (620 chars)

   One of a kind 3 bedroom 2 bath home on quiet dead end street in Walker! This unique home features a huge master bedroom with a walk-through closet. Original wood floors. The utility room provides plenty of space and overhead storage, washer and dryer to remain. Complete new HVAC system and architectural roof installed in 2018. There is a large deck off of the rear of the home for grilling and relaxing in your spacious backyard! Property includes a storage shed in the backyard. New landscaping. This home is located in flood zone X and DID NOT flood in 2016. Call to schedule your private showing today! Owner agent.

9. 2020-07-20
   listed $135,000

   Show marketing remark (620 chars)

   One of a kind 3 bedroom 2 bath home on quiet dead end street in Walker! This unique home features a huge master bedroom with a walk-through closet. Original wood floors. The utility room provides plenty of space and overhead storage, washer and dryer to remain. Complete new HVAC system and architectural roof installed in 2018. There is a large deck off of the rear of the home for grilling and relaxing in your spacious backyard! Property includes a storage shed in the backyard. New landscaping. This home is located in flood zone X and DID NOT flood in 2016. Call to schedule your private showing today! Owner agent.

10. 2018-03-20
    soldstatus Sold
11. 2018-02-05
    status Pending
12. 2018-01-26
    listed $52,500 Active
13. 2018-01-26
    listed $52,500
14. 2008-03-05
    soldstatus
15. 2007-08-23
    listed $99,000
16. 2007-08-23
    listed $99,000
17. 2006-10-23
    soldstatus
18. 2004-02-25
    soldstatus
19. 2003-09-30
    listed $46,343
20. 2003-09-30
    listed $46,343

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $894 · $74/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$14/yr (+$1/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,239
• − Mortgage interest: −$9,243
• − Property taxes: −$894
• − Insurance: −$825
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$4,800
• Taxable loss: −$441
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $2,412/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Walker

• Score: 75/100
• State rank: #19
• US rank: #3999

Category grades

Amenities D- Commute F Cost of living A+ Crime F Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walker, LA
• County: Livingston Parish · 87,496 people
• City population: 23,921
• Metro: Baton Rouge, LA
• Population (ZIP): 23,921
• Household income: $89,103
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 343.0

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Two or more races 4% Asian 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, Vietnam
• Languages at home: 97% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.92%
• Current HPI: 164.6373
• Rent YoY: —
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+256.0% since first listed

20 events — show timeline

• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GBRMLS
• 2026-04-16 Listed $165,000 GBRMLS
• 2026-04-16 Listed $165,000 AcadianaMLS
• 2020-09-15 Sold (Public Records) $131,000 Public Records
• 2020-09-11 Sold (MLS) — GBRMLS
• 2020-07-24 Pending — GBRMLS
• 2020-07-20 Listed $135,000 AcadianaMLS
• 2020-07-20 Listed $135,000 GBRMLS
• 2018-03-20 Sold (MLS) — GBRMLS
• 2018-02-05 Pending — GBRMLS
• 2018-01-26 Listed $52,500 AcadianaMLS
• 2018-01-26 Listed $52,500 GBRMLS
• 2008-03-05 Sold (MLS) — GBRMLS
• 2007-08-23 Listed $99,000 AcadianaMLS
• 2007-08-23 Listed $99,000 GBRMLS
• 2006-10-23 Sold (Public Records) — Public Records
• 2004-02-25 Sold (MLS) — GBRMLS
• 2003-09-30 Listed $46,343 GBRMLS
• 2003-09-30 Listed $46,343 AcadianaMLS

Property tax history

+1.2%/yr

Latest (2024): $894 · +16.0% YoY. Source: county tax records.